2840 W Twohig Ave · San Angelo, TX 76901

$169,000

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 52 Days on market

Built 1953 10,454 sqft lot $141/sqft · 11% below area Est $190k · 11% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.8/30.0
• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bed 1 bath home near Angelo State University has a great central location mixed with affordability! The floor plan is open across the kitchen, dining, and living room, making it ideal for hosting. Recent updates to the kitchen and bathroom provide a refreshed look throughout the house. A large backyard offers significant outdoor space for various uses. This home combines comfort, convenience, and space, making it a great opportunity to enjoy everything the area has to offer. Check out the pictures and Facebook video and see for yourself!

Key facts

• Open floor plan
• Large backyard
• 0.24 acre lot

Tags

• OPEN FLOOR PLAN
• RECENT UPDATES TO KITCHEN
• RECENT UPDATES TO BATHROOM
• LARGE BACKYARD
• SIGNIFICANT OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-17 ($-201/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (6.7% below list).
• Recommended offer: $158k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in San Angelo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#199 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• San Angelo ISD (urban): math 27% / reading 33% proficiency, ranked #627 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 331 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Tom Green County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 5.8% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,757 (6.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 8.9

CMA / ARV

• ARV (median comp): $189,951
• List price: $169,000
• Delta: -11.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Colorado Ave	0.36mi	2/1.0 (-1)	1,204 (+1%)	1mo	$170,000	$141	76
2725 Southwestern Ave	0.56mi	3/1.5	1,144 (-4%)	5mo	$184,500	$161	61
3313 Stanford Dr	0.59mi	3/2.0	1,265 (+6%)	2mo	$225,000	$178	57
2319 Colorado St	0.51mi	3/2.0	1,109 (-7%)	4mo	$205,000	$185	57
425 N Garfield St	0.60mi	3/2.0	1,120 (-6%)	4mo	$179,000	$160	54
3101 Guadalupe St	0.50mi	2/1.0 (-1)	1,080 (-10%)	5mo	$153,975	$143	51
2739 Notre Dame Ave	0.61mi	3/1.0	1,327 (+11%)	2mo	$210,000	$158	51
2756 Harvard Ave	0.70mi	3/4.0	1,216 (+2%)	3mo	$200,000	$164	50
2790 Oxford Ave	0.65mi	3/1.0	1,309 (+9%)	4mo	$185,000	$141	50
2729 Southwestern Ave	0.55mi	4/2.0 (+1)	1,300 (+9%)	2mo	$195,000	$150	49
2403 Freeland Ave	0.75mi	2/2.0 (-1)	1,120 (-6%)	2mo	$179,900	$161	44
2409 W Ave L	0.57mi	2/1.5 (-1)	1,367 (+14%)	2mo	$215,000	$157	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 5.78% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.02×
• Total profit: $95,594
• Equity at exit: $152,249

10-year hold

• IRR: 22.9%
• Equity multiple: 7.19×
• Total profit: $292,807
• Equity at exit: $328,330

Cash invested: $47,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76901

• Home prices YoY: 6.4%
• Rents YoY: 5.8%
• Active inventory: 331
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$886
• Tax from tax record: −$306 /mo · $3,676/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-17

Break-even live

Break-even rent $1,599

Max offer price $166,045

Occupancy floor 96%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2756 Sac Ave San Angelo, TX	3.0	1.0	1461	$1,650	$1.13	43d	1	0.45mi
2013 Rosemont Dr San Angelo, TX	3.0	2.0	1400	$2,100	$1.50	21d	1	0.45mi
2430 Rio Grande St San Angelo, TX	3.0	1.0	1200	$1,395	$1.16	43d	1	0.50mi
212 S Fillmore St Unit B San Angelo, TX	2.0	1.0	800	$999	$1.25	43d	1	0.65mi
1818 S Lincoln St San Angelo, TX	2.0	1.0–2.0	555	$1,199	$2.16	21d	19	0.69mi
2065 Live Oak St San Angelo, TX	2.0	1.0	720	$950	$1.32	43d	1	0.72mi
2431 College Hills Blvd San Angelo, TX	1.0–3.0	1.0–2.0	1025	$1,609	$1.57	21d	17	0.75mi
3755 Arden Rd San Angelo, TX	2.0–3.0	1.0	875	$1,025	$1.17	21d	1	0.78mi
705 Childress St San Angelo, TX	2.0	1.0	872	$1,400	$1.61	43d	1	0.80mi
2630 Waco St San Angelo, TX	3.0	2.0	1024	$1,600	$1.56	21d	1	0.81mi
2425 Waco St San Angelo, TX	4.0	1.0	1225	$1,395	$1.14	43d	1	0.85mi
2804 Abilene St San Angelo, TX	3.0	2.0	1304	$1,550	$1.19	43d	1	0.86mi
1725 West Avenue M Unit M San Angelo, TX	2.0	1.0	1202	$1,350	$1.12	21d	1	0.94mi
3801 Arden Rd Apt 65 San Angelo, TX	2.0	2.0	1025	$1,199	$1.17	21d	1	1.03mi
3801 Arden Rd Apt 108 San Angelo, TX	2.0	2.0	1025	$1,215	$1.19	43d	1	1.03mi
1210 Guthrie St San Angelo, TX	3.0	2.0	1157	$1,400	$1.21	21d	1	1.03mi
3426 Millbrook Dr San Angelo, TX	1.0–2.0	1.0–2.0	845	$1,459	$1.73	43d	13	1.05mi
121 N Van Buren St Unit A San Angelo, TX	2.0	1.0	715	$1,095	$1.53	21d	1	1.07mi
2629 Forest Park Ave San Angelo, TX	3.0	2.0	1336	$1,895	$1.42	43d	1	1.11mi
1405 Hassell St San Angelo, TX	3.0	2.0	1064	$1,950	$1.83	43d	1	1.12mi
1835 Willow St San Angelo, TX	3.0	1.0	1267	$1,750	$1.38	43d	1	1.14mi
2548 A and M Ave San Angelo, TX	3.0	1.5	1092	$1,500	$1.37	21d	1	1.22mi
2102 Webster St San Angelo, TX	3.0	1.0	1233	$1,750	$1.42	43d	1	1.27mi
711 N Monroe St San Angelo, TX	3.0	1.0	1345	$1,500	$1.12	43d	1	1.35mi
3609 High Meadow Dr San Angelo, TX	2.0	2.0	1266	$2,400	$1.90	43d	1	1.37mi

Listing history 21 events

1. 2026-06-19
   days on market $169,000 Active 52 DOM
2. 2026-06-18
   days on market $169,000 Active 51 DOM
3. 2026-06-17
   days on market $169,000 Active 50 DOM
4. 2026-06-16
   days on market $169,000 Active 49 DOM
5. 2026-06-15
   price $169,000 Active 48 DOM
6. 2026-06-15
   days on market $174,900 Active 48 DOM
7. 2026-06-14
   days on market $174,900 Active 46 DOM
8. 2026-06-13
   statusdays on market $174,900 Active 45 DOM
9. 2026-06-07
   statusdays on market $174,900 Pending 44 DOM
10. 2026-06-02
    days on market $174,900 Active 43 DOM
11. 2026-06-01
    days on market $174,900 Active 42 DOM
12. 2026-05-31
    days on market $174,900 Active 41 DOM
13. 2026-05-30
    days on market $174,900 Active 40 DOM
14. 2026-05-18
    price $174,900 550-char remark

    Show marketing remark (550 chars)

    This 3 bed 1 bath home near Angelo State University has a great central location mixed with affordability! The floor plan is open across the kitchen, dining, and living room, making it ideal for hosting. Recent updates to the kitchen and bathroom provide a refreshed look throughout the house. A large backyard offers significant outdoor space for various uses. This home combines comfort, convenience, and space, making it a great opportunity to enjoy everything the area has to offer. Check out the pictures and Facebook video and see for yourself!

15. 2026-04-20
    listed $179,900 Active 550-char remark

    Show marketing remark (550 chars)

    This 3 bed 1 bath home near Angelo State University has a great central location mixed with affordability! The floor plan is open across the kitchen, dining, and living room, making it ideal for hosting. Recent updates to the kitchen and bathroom provide a refreshed look throughout the house. A large backyard offers significant outdoor space for various uses. This home combines comfort, convenience, and space, making it a great opportunity to enjoy everything the area has to offer. Check out the pictures and Facebook video and see for yourself!

16. 2018-12-11
    soldstatus
17. 2018-12-10
    soldstatus 238-char remark

    Show marketing remark (238 chars)

    Clean, remodeled rental with large back yard, carport, extra storage, covered porch and back patio near Angelo State University. It is landscaped with mature trees and has easy access to anywhere in San Angelo. Come see this little jewel.

18. 2018-10-13
    listed $115,900 238-char remark

    Show marketing remark (238 chars)

    Clean, remodeled rental with large back yard, carport, extra storage, covered porch and back patio near Angelo State University. It is landscaped with mature trees and has easy access to anywhere in San Angelo. Come see this little jewel.

19. 2015-01-05
    soldstatus
20. 2014-12-31
    soldstatus
21. 2009-12-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,676 · $306/mo
• Projected year-2 tax: $3,676 · $306/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,931
• − Mortgage interest: −$9,467
• − Property taxes: −$3,676
• − Insurance: −$845
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$4,916
• Taxable loss: −$3,002
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $520/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Angelo ISD
• NCES district ID: 4838700
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $43,501
• Composite: 25.56/100
• National rank: #7427
• State rank: #627 of 826 in TX

Livability — San Angelo

• Score: 73/100
• State rank: #199
• US rank: #5030

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Angelo, TX
• County: Tom Green County · 113,188 people
• City population: 81,357
• Metro: San Angelo, TX
• Population (ZIP): 31,831
• Household income: $69,450
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1034.0

Population outlook (Tom Green County) Hauer SSP2

• Today (2025): 135,110 people
• By 2030: 144,090 · +6.6%
• By 2040: 162,561 · +20.3%
• By 2050: 182,158 · +34.8%
• By 2075: 232,274 · +71.9%
• By 2100: 268,218 · +98.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 17% Black 2%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 3% Slovak 3% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 77% English-only · Spanish 21% German/W. Germanic 1%

Political lean MEDSL · Tom Green

• 2024 margin: Solid R (+48.0) · D 25.5% · R 73.5% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -41.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+44.4 2016: R+47.9 2012: R+47.9 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.96%
• Current HPI: 798.58
• Rent YoY: ▲ 5.78%
• Metro: San Angelo, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+50.9% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $174,900 SAAR TX
• 2026-04-20 Listed $179,900 SAAR TX
• 2018-12-11 Sold (Public Records) — Public Records
• 2018-12-10 Sold (MLS) — SAAR TX
• 2018-10-13 Listed $115,900 SAAR TX
• 2015-01-05 Sold (Public Records) — Public Records
• 2014-12-31 Sold (MLS) — SAAR TX
• 2009-12-01 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,676 · +26.0% YoY. Source: county tax records.